This tiny North Island town could get you on the ladder for under $400k
Friday, 25 July 2025
Finding an affordable property is hard – but there are still some gems out there. Each week, Trade Me Property is featuring a first-time buyer-friendly home on the market that might (just about) come in within budget.
Folks who live in Taumarunui are passionate about their town. They love the the people - the central North Island spot has a population of just 4970 and a strong sense of community; they love the location - nestled into the sinewy curves of the upper Whanganui River, within coo-ee of no less than three national parks.
The town boasts a hospital, a high school, a train line, and both an indoor and outdoor pool.
It also has some of the most affordable property in the country. According to Opes Partners, the average house value here is $335,300. Trade me currently has about 111 homes listed in the area, with many under $400,000.
Estate agent Mel Clay and her family moved to the town about five years ago in search of “a bit more land” to grow her family in.
'It was the place where we could afford what we wanted, basically. So we moved here, and have completely fallen in love with the place.“
She’s met a few people since she’s been in town that have made that move, “especially with the ability to work from home.'
'You might have to travel back to Wellington or Auckland or Hamilton, one day a week to spend a day in the office, but it's worth it.'
Cottagecore
On her listings at the moment is a much loved, three-bed railway cottage at 15 West St, listed with Mel Clay for Property Brokers, and on the market for enquiries over seeking enquiries over $359,000.
The vintage home, nicknamed Lavender cottage, has been in the same family for about 25 years, ever since its owner returned to her home town from Australia.
'She just loved Taumarunui,' says the owner’s son, Michael. 'She was brought up there, tried living in Australia, hated it, came back and bought that house.“
A keen gardener, the owner surrounded the home with roses.
'She loved that style of house, the cottage. She loved her gardens - she was always out in the garden.
“The fireplace, inside, is a pretty main feature of the house. When that's cranked up it's quite a cosy little cottage here.'
The home was likely built some time in the late 20s or early 30s and many of its original features still remain, such as coffered ceilings, original doors, and native timber widows. While it may be in need of a few cosmetic fixes, the exterior was only recently painted, and it’s in a very comfortable, liveable condition.
Prices like this are not uncommon, even for heritage homes in the town.
Across town, in the Sunshine Railway Settlement heritage precinct, there’s a sweet little four-bed home at 78 Sunshine Rd, listed with Tall Poppy. Packed with period features, the home has river views, and a 1438m² section. It could be yours for enquiries over $369,000.
Compare these to a severely dilapidated Wellington railway cottage which sold in April for “upwards of $645,000”, and you can see what the attraction to this spot is.
Challenges
A big move, from a metro area to a semi-rural area is not without its challenges.
'It could be a fairly big adjustment for somebody to make,' says Tall Poppy estate agent Tim Burton. 'We don't have the same amount of retail that you might be used to in a city […] but the necessities are here.
'There's a bit of a saying, and I say this in jest with a passion for the area, we're in the middle of nowhere, close to everywhere.'
If you want to have a day out shopping, you can shoot up to Hamilton, which is 2 hours away up SH4. Taūpō is 1.5 hours away. New Plymouth and Palmerston North, three hours away. There are options, “within a fairly comfortable day's drive” if you really want them.
On top of that, you’ll be in the middle of the nation’s outdoor playground, with camping, hiking, fishing, hunting and river sports all on your doorstep.
'It's a real mecca of outdoor activity,“ says Burton. “There are lots of walking tracks or you can just simply walk down the river banks. And the mountain [Tongariro] is only 45 minutes away if you want to do something a bit more strenuous.
'I think we're very lucky to live in an area that is really lovely and affordable. And obviously we offer that to people in other areas if they want to change a lifestyle.'
Price and compare
Two properties Burton has listed, at 56 Makere St and 5 Manson St, are a case in point.
At Makere St, the three bed, 96m² home, sits on a 1012m² section, with several out buildings. It has been fully renovated, with a new kitchen, and a resort style family bathroom. The vendors are seeking enquiries over $399,000.
Over on Manson St, a very funky three-bed, 70s build, in need of some cosmetic TLC and sitting on a whopping 1874m² section with several out buildings, is also seeking enquiries over $399,000.
Some of Burton’s fixer-upper listings are even more affordable. One three-bed home he has on offer has an asking price of $269,000. You read that right, under $300,000.
Comparable properties in Auckland or Wellington would likely be in the $700,000 to $900,000 price range. And they wouldn’t come with what Burton believes to be the biggest draw card for the town: community.
'I've lived here for the last 15 years, and I have never been part of community that is just consistently welcoming, and caring,“ he says. ”Without a doubt, what I like about the place is its people.'
As ever, readers are advised to do their own due diligence when considering buying a home. A first point of reference could be Stuff’s First Time Buyer’s Club, a six-week email course designed to help you understand the market, followed by our guide to the help available for first time buyers, and our 101 guide to buying a first home. The government website settled.govt.nz is also a wealth of knowledge and advice.